Mokena Trustees Cold On Possible Gas Station Expansion

By Jon DePaolis, the Richard Free Press:

MOKENA, Ill. – The Village of Mokena is proceeding with caution when it comes to a request from Speedway to be able to expand its footprint at its LaGrange Road location.

The request – which would allow Speedway to acquire a piece of adjacent land with the intention of being able to possibly qualify for video gaming terminals at its gas station off LaPorte Road – was discussed Monday, May 24, during a work session that followed the regular Village Board meeting.

Mokena Director of Economic and Community Development Alan Zordan told the board members that Speedway wants to expand its footprint by 0.68 acres.

“The [potential land acquisition] is undeveloped and is immediately adjacent to the property to the north,” Zordan said. “Once acquired, they would annex that 0.68 acres into the Village and zone it C-2 highway commercial to match the existing station zoning, [and] consolidate it into one property, which would bring their overall acreage to just over 3 acres.”

Zordan said that 3 acres was important, because it would allow the gas station to qualify for video gaming terminals.

“Most people think of video gaming as being something to do in a restaurant or perhaps a sports bar,” he said. “That is because the most common form of video gaming is for establishments that have liquor licenses to pour liquor, have it consumed on site [and] serve it. But there are some other categories, one of which is called a truck-stop establishment. That is basically defined as: being at least 3 acres in size; having separate diesel pumps for commercial vehicles; and selling at least 10,000 gallons per month of diesel fuel.”

Zordan said two other gas stations in town meet those requirements, as well.

“The Village has always been very careful about not attracting large commercial trucks to our community,” he added. “So, both of those stations … [have] a very limited amount of commercial pumps.”

Zordan also said that he has let the applicants know “from Day 1” that the Village had concerns about the condition of the Speedway gas station located at Front Street and Wolf Road.

Trustee George Metanias said he did not have an issue with the business acquiring the land in order to be able to try and add video gaming to the gas station.

“I understand it’s a money-generator, and as a business, you want to do that,” he said. “The problem that I have … is extending more diesel pumps and more trucks coming through.”

Metanias said he would support the proposal if the business agreed to in writing a provision that disallows Speedway from adding more diesel pumps at the gas station. But he said he also felt there are other Speedway gas stations in town that the company owns that “need work.”

“I’d like to see that taken care of,” he said. “We want our gas stations in town not to look like they have been neglected.”

Tom Hallick, of Speedway, said adding diesel pumps to that gas station was not the focus, but he also did not want to commit to any agreements to not put more there without first consulting the operations department.

“We don’t know what the future holds,” Hallick noted. “Should we want to expand that in the future, I would want to make sure our operations group would be comfortable with that type of language.”

Trustee Jim Richmond said he was not in favor of video gaming being allowed in the state.

“[But] it’s here, and now we have to live with it in a way that is best for our community and our residents,” he said. “I [also] don’t want to see that [gas station] turn into a truck stop, because somebody eventually will have that land to the north of you.”

Trustee Jim Budzyn said he wanted more work put into cleaning up the Speedway gas station on Front Street. He said the business had only patched the pavement.

“I have to categorize that as a poor effort,” Budzyn told Hallick. “That entire parking lot and that entire drive surface there is crumbling, cracked, uneven. What you did there was put a band-aid on an elephant. Because of that, I’m not in favor of having you do anything until we get some significant cleanup and improvement.”

He said he also believes the Speedway on Route 30 and Wolf Road needs works done to it.

“You’ve got to step up your game before I could support it,” Budzyn said.

Mayor Frank Fleischer told Village staff at the conclusion of the discussion that the request needs to come back before the Village Board.

“We’re not comfortable at this point unless we get some assurances,” he said.

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